When you receive a land survey, everything might look fine on the surface. However, knowing what to look for can make a huge difference in protecting your property and your investment. If you are wondering what are red flags on a survey, you are asking one of the smartest questions a property owner can ask. In this article, we walk you through the most common red flags that show up on land surveys, explain what they mean, and help you understand when it is time to take action before moving forward with a purchase or development project in Utah.
Why Red Flags on a Survey Matter
A land survey is not just a formality. It is a legal document that defines your property, its boundaries, and any restrictions or complications that come with it. Because of this, red flags on a survey are not something to ignore or brush aside. They can signal serious problems that affect your ability to use, build on, sell, or finance your property.
In Utah, where development is moving fast and land values are rising, catching these issues early can save you thousands of dollars and a significant amount of stress. Furthermore, addressing red flags before closing on a property gives you negotiating power and protects you from inheriting someone else’s problems.
Red Flag 1: Encroachments
An encroachment happens when a structure or improvement crosses over a property boundary. This is one of the most common and most serious red flags a survey can reveal.
Common examples of encroachments include:
- A neighbor’s fence that sits several feet inside your property line
- A shed or outbuilding that crosses the boundary between two properties
- A driveway that extends onto adjacent land
- Overhanging tree branches or retaining walls that cross property lines
Encroachments create legal complications that can be difficult and expensive to resolve. In addition, they can affect your ability to get title insurance or secure financing on a property. Because of this, any encroachment identified on a survey should be addressed before you close on a deal or start a construction project.
Red Flag 2: Easements in Unexpected Places
Easements give another party the legal right to use a portion of your property for a specific purpose. While many easements are standard and expected, others can be surprising and significantly limit what you can do with your land.
Easements that commonly catch property owners off guard include:
- Utility easements that run directly through the area where you planned to build
- Access easements that give neighbors or the public the right to cross your property
- Conservation easements that permanently restrict development on portions of your land
- Drainage easements that prevent you from altering the natural flow of water across your property
In Utah, easements are especially common on rural and agricultural land, as well as on properties near pipelines, power lines, and water systems. If a survey reveals an easement you were not aware of, it is important to understand exactly what it allows before moving forward. Our article on Easements in Utah Property: What They Are and How They Affect You goes into much more detail on this topic.
Red Flag 3: Gaps and Overlaps in Boundary Lines
Gaps and overlaps occur when the legal description of a property does not perfectly match the actual ground measurements. In other words, there may be a strip of land that is not clearly claimed by either neighbor, or two properties may legally overlap in the same area.
These issues often arise because of:
- Errors in older surveys completed with less precise equipment
- Conflicting legal descriptions in historical deeds
- Changes to property lines over time that were never properly recorded
- Errors made when a larger parcel was subdivided into smaller lots
Gaps and overlaps can create title problems, financing issues, and neighbor disputes. As a result, they need to be resolved through a legal process before any sale or development can proceed cleanly.
Red Flag 4: Monuments That Are Missing or Have Been Moved
Survey monuments are the physical markers set in the ground to mark property corners and boundary points. When a survey reveals that monuments are missing, damaged, or appear to have been moved, that is a serious red flag.
Missing or disturbed monuments can indicate:
- Previous boundary disputes between neighbors
- Intentional removal of markers to obscure a property line
- Natural disturbance from erosion, flooding, or ground movement
- Construction activity that inadvertently destroyed original markers
Without reliable monuments in place, establishing the exact location of a property boundary becomes more complex and sometimes more expensive. Furthermore, in Utah it is illegal to intentionally remove or disturb a survey monument, so a missing marker can sometimes point to a deeper problem with a property’s history.
Red Flag 5: Discrepancies Between the Deed and the Survey
One of the clearest red flags on any survey is when the measurements and boundaries shown on the survey do not match what the property deed describes. This type of discrepancy can range from minor to major, but it always deserves attention.
Common causes of deed and survey discrepancies include:
- Typographical errors in older deed descriptions
- Legal descriptions written using outdated or imprecise methods
- Properties that were informally divided or combined without proper legal documentation
- Changes to roads, waterways, or other natural boundaries that were used as reference points
Because of this, always compare your survey results carefully against your deed and title documents. If something does not line up, your surveyor and your real estate attorney need to work together to resolve it before you proceed.
Red Flag 6: Zoning and Setback Violations
Sometimes a survey will reveal that existing structures on a property are too close to the property line, a road, or another feature in a way that violates local zoning or setback requirements. This is particularly common in older neighborhoods where structures were built before current regulations were in place.
Setback violations can cause problems when:
- You apply for building permits for additions or new structures
- You try to refinance or sell the property
- A neighbor files a complaint with local authorities
- An insurance company reviews the property
In Utah, zoning requirements vary significantly by county and municipality. Because of this, a survey that reveals a potential setback issue should be reviewed carefully with both your surveyor and a local planning professional.
What to Do When You Spot a Red Flag
Finding a red flag on a survey does not necessarily mean a deal is dead or a project cannot move forward. However, it does mean you need to take action. Here is what to do:
- Talk to your licensed surveyor about exactly what the issue means and how serious it is
- Share the survey findings with your real estate attorney before proceeding
- Contact your title company to understand how the issue affects title insurance
- Negotiate with the seller if you are in a purchase transaction
- Work with your local planning department if zoning or setbacks are involved
- Consider ordering additional research or a resurvey if discrepancies are significant
At Cook Surveying & Associates, we do not just deliver survey results. We help our clients understand what those results mean and what steps to take next. You can also learn more about how surveys fit into Utah property development in our article on The Role of Land Surveys in Utah Property Development.
Key Takeaways
- Encroachments happen when structures cross property boundaries and can create serious legal problems
- Unexpected easements can significantly restrict what you can do with your land
- Gaps and overlaps in boundary lines need to be resolved before a sale or development can proceed
- Missing or disturbed survey monuments can point to deeper problems with a property’s history
- Discrepancies between the deed and the survey always need professional attention
- Zoning and setback violations revealed by a survey require follow up with local authorities
- Always work with a licensed surveyor and a real estate attorney when red flags appear
Helpful Resources
- National Society of Professional Surveyors (NSPS) — national standards and professional resources for land surveyors
- Utah Association of Land Surveyors (UALS) — Utah specific licensing, education, and professional guidance for property owners and surveyors
Conclusion
So what are red flags on a survey? Encroachments, unexpected easements, boundary gaps and overlaps, missing monuments, deed discrepancies, and zoning violations are all warning signs that deserve immediate attention. Because of this, never treat a survey as just a box to check. It is one of the most valuable tools you have for protecting your property and your investment.
At Cook Surveying & Associates, we have the experience and local knowledge to identify these issues early and help you understand exactly what they mean for your project. Whether you are buying property, planning a development, or resolving a boundary dispute in Utah, our licensed team is here to help.
Contact Cook Surveying & Associates today and get the answers you need before you move forward.
